I wanted to see if anyone had specific lender avenues to do purchase with improvement.

When:

Seller does not contribute towards repairs and buyer has no money for the repairs.

Repairs are cosmetic but exceed 2% of the purchase price/appraised value.

Methods other than FHA 203k.

Some lenders will let the seller contribute up to 3%. See if the seller will adjust the sales price up by that amount so that the amount they net is the same. If sales price is $100,000 and $3,000 is needed in repairs, raise the sales price to $3,000 and have the sellers contribute $3,000.